8360 Club Ln · Vernon, IL 62807

$95,000

2 bd · 1.0 ba · 980 sqft · SingleFamily public records · 9 Days on market

Built 1983 1.03 ac lot

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Why this score? — see what drove the C- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +18.2/30.0
• ARV discount +7.5/15.0
• Appreciation +7.0/10.0
• DSCR +5.7/10.0
• 1% rule +4.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +2.4/5.0
• Schools +1.7/10.0

Key facts

• 1.03 acre lot
• 2 garage spots
• Built 1983

Property features AI

Finance

• Other: Property type: Residential mobile home; Lot size about 1.03 acres; No pool; On waterfront (lake front)

Exterior

• Parking: Detached or attached garage with space for 2 cars (approx. 24 x 30)
• Utilities: Public water; Septic tank sewer; Electricity connected (electric service listed as Other); Propane leased; Sewer and water connected
• Home design: Residential mobile home; One-level home; Estimated living area about 2,036 (above-grade finished area estimated at 1,200)
• Construction: Aluminum siding; Built on foundation details not specified
• Exterior features: Front yard with a few trees; Lakefront/waterfront setting

Interior

• Kitchen: Includes standard kitchen appliances (details not specified)
• Bedrooms: 2 bedrooms on the main level
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Living room with gas log fireplace
• Laundry & utility: Propane heating connection (leased propane)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $86 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $88k (7.8% below list).
• Recommended offer: $88k (7.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 47/100 on livability (#1,348 in IL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: amenities F, commute F, employment D-.
• Patoka CUSD 100 (rural): math 10% / reading 20% proficiency, ranked #765 of 919 in IL (top 83%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Patoka Sr High School (math 24% / reading 24%, grade F, #256 of 693 statewide, top 44%, 71 students, 0% FRL) — zoned schools average 0% FRL vs 46% district-wide (46 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 3 active listings in the ZIP; 2 units permitted in Marion County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($657 loan paydown + $4k appreciation (3.9% local appreciation)).
• Marion County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.9% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $87,551 (7.8% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
3. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
4. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
5. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
6. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
7. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.92% ✗
• Cap rate: 7.38%
• Cash-on-cash: 3.87%
• DSCR: 1.17
• GRM: 9.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.9% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 13.5%
• Equity multiple: 1.81×
• Total profit: $21,505
• Equity at exit: $47,626

10-year hold

• IRR: 14.8%
• Equity multiple: 3.38×
• Total profit: $63,399
• Equity at exit: $77,468

Cash invested: $26,600 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 43 Moderately Tenant-Leaning
• State Illinois: 43 Moderately Tenant-Leaning · D+7
• County: — inherits STATE
• City: — inherits STATE

Chicago RTLO is among the strongest tenant ordinances in the Midwest; downstate is more landlord-friendly.

Methodology + full state rankings →

ZIP-level market 62807

• Home prices YoY: 3.2%
• Active inventory: 3
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $876 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$68 /mo · $817/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$184
• Net cashflow: $86

Break-even live

Break-even rent $767

Max offer price $95,000

Occupancy floor 85%

Sensitivity live

Price	-10% $140	-5% $113	+0% $86	+5% $59	+10% $32
Rent	-10% $17	-5% $51	+0% $86	+5% $120	+10% $155
Rate	-1.0pp $134	-0.5pp $110	base $86	+0.5pp $61	+1.0pp $36

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-21
   days on market $95,000 Active 9 DOM
2. 2026-06-21
   days on market $95,000 Active 8 DOM
3. 2026-06-18
   days on market $95,000 Active 6 DOM
4. 2026-06-17
   days on market $95,000 Active 5 DOM
5. 2026-06-16
   days on market $95,000 Active 4 DOM
6. 2026-06-15
   days on market $95,000 Active 3 DOM
7. 2026-06-13
   listed $95,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast IL · Partial reset (capped growth)

• Current annual tax: $817 · $68/mo
• Projected year-2 tax: $1,487 · $124/mo
• Expected delta: +$670/yr (+$56/mo · 82.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥105°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,506
• − Mortgage interest: −$5,321
• − Property taxes: −$817
• − Insurance: −$475
• − Repairs & maintenance: −$840
• − Management: −$840
• − Depreciation: −$2,764
• Taxable loss: −$552
• Est. tax savings @ 24.0%: +$132
• After-tax cash flow: $1,162/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Patoka CUSD 100
• NCES district ID: 1730870
• Math proficiency: 10% ▬ 0.00%
• Reading proficiency: 20% ▲ 5.00%
• Median HH income: $50,283
• Composite: 17.22/100
• National rank: #14167
• State rank: #765 of 919 in IL

Livability — Vernon

• Score: 47/100
• State rank: #1348
• US rank: #26229

Category grades

Amenities F Commute F Cost of living A+ Crime A Employment D- Housing F Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 816

Population outlook (Marion County) Hauer SSP2

• Today (2025): 36,071 people
• By 2030: 34,598 · -4.1%
• By 2040: 31,754 · -12.0%
• By 2050: 28,912 · -19.8%
• By 2075: 22,527 · -37.5%
• By 2100: 16,455 · -54.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (99%)
• Race & ethnicity: White 99% Two or more races 1%
• Common ancestry: Slovak 4% Romanian 2% Lithuanian 1%
• Foreign-born: 2%

Political lean MEDSL · Marion

• 2024 margin: Solid R (+49.5) · D 24.6% · R 74.1% · Other 1.4%
• 2008→2024 swing: -47.5pp toward R · 2008: -2.0pp · 2024: -49.5pp
• All cycles: 2024: R+49.5 2020: R+46.6 2016: R+44.9 2012: R+19.2 2008: R+2.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.90%
• Current HPI: 125.6683
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 1.59%
• F500 in state: 60

Industry mix (Fortune 500 HQ in IL)

Industry	F500 HQs	Revenue
▸Insurance	4	$201B
▸Consumer Goods	4	$87B
▸Industrial Machinery	3	$64B
▸Healthcare	2	$55B
▸Retail / Pharmacy	1	$148B
▸Agriculture / Food	1	$86B

Price history

1 event — show timeline

• 2026-06-12 Listed $95,000 MARIS as Distributed by MLS Grid

Property tax history

+649.1%/yr

Latest (2024): $817 · +824.1% YoY. Source: county tax records.